Free written scope consultation - allowances, timeline, and change-order rules on paper before a single trade is scheduled
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AfterFast, Reliable Windows & Doors Across Three Lakes
Window replacement in Three Lakes runs $4,500 to $15,000 for a typical CBS home, and impact window installation is $8,000 to $25,000 depending on opening count and framing condition. Every window and exterior door we install here carries a current Miami-Dade NOA (Notice of Acceptance) product number logged with the county, because without it, the inspector will fail the job and you’ll be waiting months on a re-order. If you live in Three Lakes and your 1990s-era windows are starting to fog, stick, or leak around the stucco, call Barrett & Sons Construction at (877) 610-1318 for a free written estimate.
We’re an owner-operated company founded in 1998. Tom Barrett and his sons run our crews, and our Windows & Doors team has spent years opening up older Three Lakes block homes and seeing exactly what’s behind the drywall. The answer in this neighborhood is usually the same: corroded steel lintels, out-of-square rough openings, and sealants that gave up a decade ago. We plan for that before the first cut, aor leave you with a number that’s real.
Key Takeaways
- Severe weather threats, by law, an impact-rated window or door product must have a current Miami-Dade NOA (Notice of Acceptance) number, not just a Florida statewide product approval.
- Three Lakes CBS homes from the 1985-1996 building wave frequently need rough-opening repair before new windows will seat correctly.
- We write allowances and change orders for every scope item before work starts; a license number you can look up comes with the name on the contract.
- Free estimates for all Three Lakes window and door work: (877) 610-1318.
Why Barrett & Sons Construction Is Three Lakes’s Preferred Windows & Doors Company
Tom Barrett put his name, his address, and his license number on the side of the truck and on every contract we’ve ever written. That’s how we’ve worked since 1998, and it’s how we work in Three Lakes. The homeowners we serve here tend to be people who’ve already had one bad experience with a contractor who quoted one number on the phone and handed over a different total at the door. We understand that suspicion because we’ve spent decades fixing the work those guys left behind. Ask anyone on your street, or look up the license number yourself.
We’re not the cheapest bid in Three Lakes, and we don’t try to be. You’ll get a line-by-line scope, written allowances, and every price change documented in a change order before any extra work begins. That’s not an upsell pitch; it’s how a contractor who plans to be around for the next 29 years operates, whether you need windows or Home Additions & ADU in Three Lakes. Our Three Lakes customers call the same phone number Tom answers, and when they need us back under the 90-Day Done Right Promise, one call from you brings Tom out.
Our Windows & Doors Services in Three Lakes
Window Installation
Installing new windows in a Three Lakes CBS home is different from wood-frame work a county north. Concrete block calls for specific anchoring and fastening methods, and the original openings in a 1990s build are often no longer square. We re-check every cutout before a new flange goes in, and we write the repair into the scope before the work starts. That’s the difference between an installation that seals and one that leaks around the edges inside two monsoon seasons.
Door Installation
Exterior doors on Three Lakes homes deal with two forces: hurricane-driven wind and a water table that sits only feet below the slab. We install doors with NOA-approved thresholds and impact-rated frames that can stand up to both. On older homes we often find the original threshold caulk has failed and water has been tracking into the stucco for years, so we address that in the opening before the new door is even ordered.
Window Replacement
A typical window replacement in Three Lakes means pulling 30-year-old aluminum frames out of concrete block and discovering what’s behind them. Dried sealants. Rusted lintels. Rough openings that have shifted. We plan for those conditions up front, and we show you in writing exactly what a repair will cost before the crew touches the wall. If the opening is in good shape, you get impact-rated glass and NOA paperwork to match the building code.
Impact Windows & Doors
Three Lakes sits inside Miami-Dade County’s High-Velocity Hurricane Zone, which exists nowhere else in the country. Every impact window and impact door installed here must carry a current Miami-Dade NOA product approval number. Big-box stores and out-of-area companies often sell Florida-statewide-approved products that will not pass inspection in Three Lakes. We only install NOA-approved units, and we log the product numbers with the county on every job. Our techs often recommend GAF and other verified brands that have passed Miami-Dade testing protocols.
What happens when you call
- 1
A real person answersNo phone trees - you reach a local pro.
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You get an upfront price rangeHonest numbers before anyone is dispatched.
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A background-checked tech heads outLicensed & insured, dispatched right away.
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You approve before work beginsNothing starts until you say go.
Trusted Brands We Service in Three Lakes
We work with brands that hold Miami-Dade product approvals and are available with local parts support for Three Lakes customers. That includes Andersen and Marvin window lines, along with GAF access products and compatible door hardware. When a part is backordered, we tell you the real timeline rather than pad it. We also maintain local supply relationships so that warranty work and re-orders for Three Lakes customers don’t have to wait on shipments from out of state.
Common Windows & Doors Problems We See in Three Lakes Homes
- Dried-out 1990s sealants letting water into the stucco. The original flexible sealant around many Three Lakes windows failed years ago, and water has been seeping behind the plaster to rust the embedded steel lintels. By the time the window fogs or the stucco cracks, the repair is often beyond a simple caulk job.
- Out-of-area installers using Florida-statewide-approved windows that fail Miami-Dade NOA inspection. We’ve re-ordered windows for Three Lakes homeowners who tried to save money with a big-box product and ended up paying twice: once for the original window, and once for the NOA-approved replacement plus the labor to do it again.
- CBS rough openings that have settled out of square. Block homes shift over time, and a 30-year-old opening that looks close to square often isn’t. When we hang a new window in an out-of-square rough opening without correcting it, the frame twists and the seal fails within a season.
- Corroded steel lintels behind the drywall above the window. On a 1993 CBS home near the main canal, we replaced original aluminum frames with impact-rated casement windows. The rough openings had corroded steel lintels, so our techs ground out the embedded anchors and set new galvanized lintels before setting the NOA-approved units, with no wood-frame shortcuts, just slower, correct fastening into block.
Pricing for Windows & Doors in Three Lakes, FL
Here’s what window and door work actually runs in Three Lakes right now:
| Service | Typical Range in Three Lakes |
|---|---|
| Impact Window Installation | $8,000 - $25,000 |
| Window Replacement | $4,500 - $15,000 |
What moves the number? Opening count, second-story access, whether the rough openings need lintel repair or re-squaring, and the specific NOA product line you choose. We price every Three Lakes job as a written scope with allowances for the surprises that we know are likely in this housing stock. Call (877) 610-1318 for a free estimate, and we’ll walk the house with you before we write anything.
We Also Serve Cities Near Three Lakes
Our Windows & Doors in Three Lakes team regularly handles work in The Crossings, Country Walk, The Hammocks, and Kendale Lakes. If you’re just outside Three Lakes, call (877) 610-1318 and ask about trip charges; inside the county, there isn’t one.
Serving Three Lakes, FL - Our Local Coverage Area
We’re based in the Three Lakes area and know this community well. Use the map below to see our service coverage - if you’re nearby, we can almost certainly help.
FAQs - Windows & Doors in Three Lakes
Yes. Every replacement or new window product in Three Lakes, even a single bathroom window, has to carry a current Miami-Dade Notice of Acceptance. A statewide Florida product approval is not enough in Miami-Dade County. We pull the NOA number for every unit we quote and log it with the county. Call (877) 610-1318 and we’ll check your specific job.
Very often, yes. On 1990s Three Lakes block homes, we commonly find dried-out sealants, rusted steel lintels, and openings that are no longer square after decades of settlement. We inspect the openings before ordering, and we write any lintel repair or re-squaring into the scope so the price doesn’t change at the end. That’s the correct order: inspect first, price in writing, then cut.
We re-square the opening before the new flange goes in. We grind out the old embedded anchors, set new galvanized lintels where the old ones have corroded, and fasten the unit into the block with the proper CBS anchoring. We never leave a new window twisted to fit an old opening. If you want to see exactly how we handle it, call (877) 610-1318 and ask for a free estimate on your specific windows.
Yes. The inspector will look for the Miami-Dade NOA product numbers on the units and in the permit paperwork, along with the proper anchoring details for concrete block. We pull your permits, log the NOA numbers, and stay for the inspection. The permit inspector works for you, not for me; that’s why I like him.
No. Three Lakes is in Miami-Dade’s High-Velocity Hurricane Zone, and standard statewide-approved products routinely fail NOA inspection here. A big-box store will sell you the window, but they won’t be the one standing next to you when the inspector rejects it. We’ve re-ordered NOA-approved units for several Three Lakes homeowners who found that out the hard way. Free second opinions on any written estimate: call (877) 610-1318.
Get Your Free Three Lakes Windows & Doors Estimate
If your Three Lakes windows are tough to open, fogged between the panes, or leaking around the stucco, don’t wait-ask us about our Kitchen Remodeling in Three Lakes too. We’ll inspect the openings, tell you what the block work will actually need, and put every dollar in writing before anything gets ordered. Call Barrett & Sons Construction at (877) 610-1318 to schedule your free estimate. Senior and Veteran discounts apply, and there’s no trip charge inside the county.
Written by Tom Barrett, Owner at Barrett & Sons Construction, serving Three Lakes since 1998.